914 Lincoln Dr · South Charleston, WV 25309

$79,000

3 bd · 1.5 ba · 1,660 sqft · SingleFamily public records · 11 Days on market

Built 1950 10,454 sqft lot ↓ 37% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So cute! 3 bedrooms, large living room, nice dining room. 1 full and 2 half baths. Lower level bonus room. Fenced yard 1 carg garage.

Key facts

• Hardwood flooring
• 1/4 acre lot
• 0.24 acre lot

Tags

• STONE AND STUCCO EXTERIOR
• HARDWOOD FLOORING
• 1/4 ACRE LOT

Property features AI

Exterior

• Parking: Attached garage; Parking pad; 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Plaster, stone, and stucco construction
• Exterior features: Fenced yard; Composition/shingle roof

Interior

• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Has heating (other type)
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 12.9% vs local median 4.8% in South Charleston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#58 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bridgeview Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 421 students, 0% FRL); South Charleston High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 952 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 56 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $225,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
969 Lincoln Dr	0.26mi	3/2.0	1,664 (+0%)	2mo	$150,000	$90	84
1214 Village Dr	0.36mi	3/2.0	1,676 (+1%)	1mo	$228,000	$136	79
902 Mound Ave	0.20mi	4/2.0 (+1)	1,638 (-1%)	6mo	$210,000	$128	76
832 Allview Dr	0.13mi	3/2.0	1,840 (+11%)	1mo	$215,000	$117	73
1107 E Village Dr	0.27mi	3/3.0	1,584 (-5%)	2mo	$220,000	$139	72
929 Upton Dr	0.25mi	4/2.0 (+1)	1,598 (-4%)	5mo	$235,000	$147	71
896 Upton Dr	0.17mi	4/1.5 (+1)	1,510 (-9%)	9mo	$240,000	$159	65
1119 Ivywood Ln	0.55mi	3/2.5	1,690 (+2%)	7mo	$262,000	$155	62
1322 West Virginia Ave	0.67mi	3/1.5	1,612 (-3%)	13mo	$130,000	$81	53
127 Margy Ln	0.73mi	3/2.0	1,568 (-6%)	2mo	$290,000	$185	53
5103 Indiana St	0.53mi	3/2.0	1,484 (-11%)	6mo	$150,000	$101	50
1335 West Virginia Ave	0.64mi	4/2.0 (+1)	1,603 (-3%)	9mo	$175,000	$109	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.68×
• Total profit: $15,070
• Equity at exit: $11,779

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $49,025
• Equity at exit: $6,830

Cash invested: $22,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 25309

• Home prices YoY: -21.6%
• Active inventory: 56
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $438

Break-even live

Break-even rent $663

Max offer price $79,000

Occupancy floor 59%

Sensitivity live

Price	-10% $482	-5% $460	+0% $438	+5% $415	+10% $393
Rent	-10% $341	-5% $389	+0% $438	+5% $486	+10% $534
Rate	-1.0pp $477	-0.5pp $458	base $438	+0.5pp $417	+1.0pp $396

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-05-02
   listed $79,000 Active
3. 2019-06-24
   soldstatus $124,000
4. 2019-06-13
   soldstatus $124,000 134-char remark

   Show marketing remark (134 chars)

   So cute! 3 bedrooms, large living room, nice dining room. 1 full and 2 half baths. Lower level bonus room. Fenced yard 1 carg garage.

5. 2019-03-27
   listed $124,500 134-char remark

   Show marketing remark (134 chars)

   So cute! 3 bedrooms, large living room, nice dining room. 1 full and 2 half baths. Lower level bonus room. Fenced yard 1 carg garage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $917 · $76/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,600
• − Mortgage interest: −$4,425
• − Property taxes: −$917
• − Insurance: −$395
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,298
• Taxable income: $4,228
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $4,236/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — South Charleston

• Score: 71/100
• State rank: #58
• US rank: #6993

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Charleston, WV
• City population: 6,987
• Population (ZIP): 12,144

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 7% Two or more races 2%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 2%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.49%
• Current HPI: 183.4559
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-36.5% since first listed

5 events — show timeline

• 2026-05-15 Pending — KVBOR
• 2026-05-02 Listed $79,000 KVBOR
• 2019-06-24 Sold (Public Records) $124,000 Public Records
• 2019-06-13 Sold (MLS) $124,000 KVBOR
• 2019-03-27 Listed $124,500 KVBOR

Property tax history

+3.2%/yr

Latest (2025): $917 · +0.0% YoY. Source: county tax records.